Shall the 3,000 acres west of Democrat Alley in Kamas stretching to the Wasatch County border be incorporated as West Hills? That’s what some eastern Summit County voters may decide in November if the paperwork is filed in time.

The state-commissioned consultant group that determined the new town could feasibly exist along S.R. 248 gave residents an overview of their findings on Monday night, spurring concerns about the development — and cost — that could befall on the community.

Around 125 people attended the public hearing at South Summit Middle School. Representatives from the Utah Lieutenant Governor’s Office explained the incorporation process before LRB Public Finance Advisors went over the key takeaways of the feasibility study. 

The analysis found West Hills could have a 5% budget surplus, allowing the incorporation process to proceed. However, the consultants said the town’s success is largely dependent on substantial residential and commercial development. Officials might have to increase taxes to mitigate the impacts if there’s not.

That was the biggest concern for the nearly two dozen people who spoke in opposition to West Hills. Some were residents of the proposed town boundaries, while others lived nearby or owned property in the area.

According to the study, the population of West Hills is expected to grow by 642% over five years. There were 176 people estimated to be living within the town boundaries in 2023, but the number could increase to 456 by next year. The population is projected to reach 1,306 people or 493 households by 2028.

Margie Christensen, who lives on Democrat Alley, questioned whether West Hills would be able to build to that level. She said residents may be left with the bill for services such as sewer, which may need to be bonded, if the town disbands.

People living in Kamas and Francis agreed that this kind of growth threatens the bucolic charm of the area. Many people highlighted the need for responsible development amid the projected timeline.

“We’re going to grow. We’ve always grown. We built our home 40 years ago on Democrat Alley. … But that’s the way it grows. It’s slower. We don’t need somebody coming in here and forcing us to go into their town,” said lifelong resident Rhonda Fitzgerald. 

The project also calls for 80,000 square feet of new commercial space in the first year to support the sales tax revenues needed to fund the town. Another 80,000 would be needed the following year.

David Darcey, a member of the Kamas City Council and Eastern Summit County Planning Commission, pointed out the allotment is almost two and a half times the size of the Kamas Food Town, which is about 33,000 square feet.

Kamas resident Matt Jackson expressed concerns about “outsiders” influencing the lives of locals, a sentiment echoed by several other speakers who said the West Hills effort was not led by people who live in Summit County. The effort was compared to Hideout.

West Hills could also lead to higher taxes if the town can’t achieve the growth needed to support the tax base. The effort relies on the county for law enforcement, fire services through the South Summit Fire Protection District, road maintenance and general government services. 

Expenditures in West Hills are projected to cost $255,878 in 2025 and could reach $811,887 by 2028. A primary resident in the study area was estimated to pay around $233 in property taxes for a home valued at $1.3 million, the median in 2023. Consultants were unable to determine how much the rate could increase if the town could not generate enough sales tax.

The town’s tax base and development projections were based on information provided by the sponsor, Salt Lake City-based real estate attorney Derek Anderson. He owns about 70 acres in the proposed West Hills.

There are additional risks to the town if Summit County annexes property included within the boundaries such as the 834-acre Ure Farm as well as land Kamas and Francis officials are considering.

Still, the sponsors are looking at modifying the map boundary to remove the acreage. Anderson said he has no desire to force objecting landowners to be included to the extent possible under state law.

Sam and Rich Castor were the only people who spoke in favor of West Hills at the meeting. The brothers, who own land in the boundary and live in Midway and Provo, respectively, said the project allows them to have a say in what happens to their property. 

The Castors also proposed building a 1,600-unit housing development just outside of the Kamas City limits, on land mostly owned by the Ure family, in 2021. They estimated the landowners could incorporate the land as their own town in less than a year at the time. The proposal received a mixed response from city officials.

The meeting this week marked the start of 30 days for landowners to request exclusion from the proposed boundary, though few people may be eligible. A second public hearing would take place several weeks later. 

West Hills needs support from at least 10% of property owners who own 7% of the assessed land value for the town’s incorporation to be up for a vote. 

If it receives the necessary support, the sponsors can submit a certificate of incorporation to the Lieutenant Governor’s Office. That must happen 65 days before the November election for the issue to make it onto the ballot. Otherwise, it would be voted on in 2025.

“We value each landowner’s opinion and ultimately, their right to determine if this proposed incorporation should continue,” Anderson said in a statement. “A town incorporation is a logical solution to deal with the growth that will inevitably come to the Kamas Valley over the next few decades. This incorporation effort is all about providing a choice between empowering the local landowners to determine future land use or remain without leverage from county decisions.”

Visit ltgovernor.utah.gov/incorporations for more information.